I just realized it’s a bit too much for us to manage and wanted to explore some options.

Great question - 20% down is the typical down payment for investment properties, regardless if it's a single family, duplex, tri or quad.We have a 15% down option for the same type of loan.

In southern California Oceanside seems to be an option.

The fact that you evaluated whether to sell or do a cash-out refi shows you’re playing a long game and keeping your options open.

If timing permits you can get a tenant into your home that you'd be leaving.If you are going to move into the new home you have a lot of options for better rates and lower down payments.Matt HowardNorthpointe Bank616.552.5730https://www.northpointe.com/home-lending/get-started/matt-ho...https://www.zillow.com/lender-profile/matt%20howard/

The most profitable option is Airbnb, the most passive is long-term room rentals, and a hybrid approach can balance both.

Josh I find myself essentially in the same situation and I have been thinking about my options.  

Another option is an installment sale, which spreads capital gains tax over multiple years.For unsold properties being distributed, there is generally no immediate tax event if assets are transferred at their adjusted basis.

There are better options that don't have minimums.

I think Rooms to go would be a good option to get you started given your distance.